Yes — a Level 3 Survey will advise on property movement, and it’s one of the key reasons many buyers choose Level 3 in the first place. Movement can be benign (historic settlement that has stabilised) or serious (progressive movement linked to foundations, drainage, moisture, or structural alterations). A good Level 3 Survey helps you understand which category you’re likely dealing with, what evidence supports that view, what the risks are, and what you should do next before you exchange contracts.
However, it’s also important to be clear about limitations: a Level 3 Survey is a non-intrusive, visual inspection. It won’t excavate foundations, carry out soil investigations, or “prove” subsidence. What it can do is identify visible indicators, interpret patterns, and recommend further investigation (often by a structural engineer) when the evidence suggests it’s necessary.
1) What “property movement” means in survey terms
“Movement” is an umbrella term. In surveys, it can refer to:
- Historic settlement – older buildings often move early in their life and then stabilise
- Thermal/moisture movement – expansion and contraction from temperature and moisture changes
- Deflection – bending/sagging of floors or roof structures over time
- Progressive structural movement – movement that continues and may indicate foundation or structural problems
- Movement linked to external factors – leaking drains, poor rainwater disposal, trees/shrinkable clay, changes in ground levels, nearby works
A Level 3 Survey helps you work out which of these is most likely based on the visible evidence.
2) What your surveyor will look for during a Level 3 Survey
A surveyor doesn’t diagnose movement from one crack in isolation. They look for patterns and supporting indicators across the whole building.
A) External indicators (often the most revealing)
Your surveyor will assess:
- Crack patterns in masonry (stepped cracking, diagonal cracking around openings, crack widths and tapering)
- Distortion (bowing walls, bulging, leaning chimney stacks)
- Unevenness along roof lines or parapets
- Past repairs (stitched cracks, repointing patches, replaced lintels, localised re-rendering)
- Condition of junctions (between original building and extensions — a common movement hotspot)
They’ll also consider whether defects are isolated or repeated across different elevations.
B) Internal indicators (how the building is behaving inside)
Expect checks for:
- cracks to plaster and finishes (and whether they align with external cracking)
- doors and windows that stick, don’t latch, or sit out of square
- sloping or uneven floors and stair distortion
- separation at junctions (skirtings pulling away, cornices splitting, gaps at frames)
C) Roof space and floor structure clues (if accessible)
Where safe and accessible, the surveyor may use:
- loft inspection to look for roof structure distortion or historical movement evidence
- observations of floor “feel” (bounce/deflection) and general structural behaviour
This helps distinguish between settlement/movement and simple cosmetic shrinkage cracks.
3) How a Level 3 Survey “advises” on movement (what you’ll see in the report)
A well-written Level 3 report will normally cover movement in four practical ways:
1) Whether movement is suspected and why
The report should explain what evidence led the surveyor to comment on movement:
- cracking pattern, location, direction and width
- distortion and out-of-plumb indicators
- repeated repairs suggesting recurrence
- linked external defects that could be contributing (drainage, rainwater disposal)
2) Likely cause(s) — stated carefully
A professional surveyor will explain possible causes based on what they can see, for example:
- long-term historic settlement typical of older homes
- movement around openings due to lintel issues
- moisture-related effects from long-term water ingress
- extension junction movement
- signs consistent with drainage defects or saturated ground
- issues that could be influenced by vegetation/ground conditions (raised as a risk, not a certainty)
Surveyors should avoid definitive statements where they don’t have evidence—so the report often uses wording like “consistent with” or “may be associated with”.
3) Severity and urgency
You can expect the surveyor to prioritise the concern:
- minor/typical – monitor and maintain
- moderate – repairs likely needed and/or monitor
- significant – further investigation required before you commit
4) Clear next steps
If movement risk is more than minor, the report should advise practical next steps such as:
- structural engineer review
- monitoring (tell-tales) over an appropriate period
- drainage survey (CCTV) if drain failure is suspected
- addressing water management defects first (gutters, downpipes, discharge)
- avoiding cosmetic repairs until causes are understood
4) When a Level 3 Survey will recommend a structural engineer
It’s very common for Level 3 surveys to recommend an engineer where:
- cracks are wide, stepped, diagonal, or worsening in a way that suggests structural movement
- there is visible distortion or leaning
- movement appears linked to structural alterations
- the surveyor can’t reasonably confirm seriousness without further assessment
- there are signs repairs have been repeated (suggesting recurrence)
This isn’t the surveyor “passing the buck”—it’s sensible scope management. The Level 3 Survey identifies risk; the engineer confirms cause and designs/validates the remedy where needed.
5) What a Level 3 Survey cannot do about movement (important)
Even the most comprehensive pre-purchase survey usually cannot:
- confirm foundation depth/type by inspection
- carry out soil testing or trial pits
- confirm subsidence vs settlement without monitoring or specialist input
- provide structural calculations for beams and supports
- guarantee movement is inactive if the property has been recently redecorated or repaired
So if movement is a major concern, the right pathway is:
Level 3 Survey → structural engineer (and possibly drainage) → costings → purchase decision/negotiation.
6) What you should do if movement is mentioned in your Level 3 Survey
Step 1: Clarify what level of concern the surveyor is raising
If it’s not obvious from the report, ask:
- “Do you believe this is historic and stable, or potentially progressive?”
- “What’s your key evidence?”
- “What would you investigate first?”
Step 2: Act on the recommended investigations before exchange
If an engineer or CCTV drainage survey is advised, do it before you commit. This is where buyers protect themselves financially.
Step 3: Don’t waste money on cosmetic repairs until the cause is addressed
Filler and repainting is not a solution to movement. If movement is ongoing, cosmetic repairs often fail quickly and can hide progression.
Step 4: Use evidence-led negotiation (if appropriate)
If investigations confirm significant movement risk or costly remedial work:
- obtain written quotes
- present the evidence calmly
- renegotiate based on cost, disruption, and risk
7) The takeaway
Yes — a Level 3 Survey will advise on property movement, and it will usually do so in a more meaningful, whole-building way than a basic survey—linking cracking, distortion, external defects, and risk pathways. Where the evidence suggests the risk is significant or unclear, it should recommend the right follow-up steps (often a structural engineer) so you can make a properly informed decision before exchange.
Worried about movement in a property you’re buying?
Email mail@howorth.uk or call 07794 400 212. Tell us the property age/type and what you’ve noticed (cracks, sticking doors, sloping floors, recent patch repairs). We can advise whether a Level 3 Survey is the right choice, and—if you already have a report—help you understand what the movement comments mean and what to do next.